Welcome to this well-maintained 3-bedroom ranch home offering comfort, convenience, and peace of mind. Located just 3 miles from St. Bonaventure University, 12 miles from Allegany State Park, and 19 miles from Ellicottville, this property is ideally situated for both everyday living and weekend getaways. Step inside to find beautiful hardwood floors throughout and plenty of natural light from vinyl replacement windows. The home has been thoughtfully updated, featuring a 200-amp electrical service (2024), an updated water softener, and a new toilet. The exterior boasts low-maintenance vinyl siding and gutter guards for easy upkeep. Practicality meets readiness here the title search, survey, and well and septic inspections have all been completed and passed county requirements. The septic system has also been recently pumped, allowing for a quick and seamless closing. An added bonus is the extra parcel directly across the road, which borders the scenic Allegany River — perfect for fishing, kayaking, or simply enjoying nature at your doorstep. This move-in ready ranch combines comfort, reliability, and location the ideal choice for a homeowner seeking simplicity and value with the charm of Allegany living. Listing Agent is related to seller and is a NYS Licensed Realtor.